Years later I stand with them and admire their investing technique and I am modifying it so that it works well for my situation.How do I define a 'Mom and Pop Investor'?

Im itching to start cold calling and I just want to know where are investors getting their cold calling leads from or what other techniques are you using.

Thing#2 - Use your owner occupant status to its full benefit (Low down payment-Lower interest rate, etc) and buy your next rental property now as an owner occupied home and live in it for a year or two while saving for rental property number three - Buy rental number three as an owner occupant and live in it for a year or two while saving for rental number four .... and so on.You see that your wife will need to be onboard for this to work out - You will be buying a home that is possibly not quite what she may have in mind for your "forever" home and there will be occasional moves as you acquire new investment properties - Eventually, you will not be able to continue this technique and you will get to buy that "forever" home.  

I'm going to focus on that until I can build some capital and gain some experience (and hopefully partnerships) to advance to some more intermediate/advanced techniques like BRRR's, flips, and ultimately multi-family buy-n-holds to generate passive income.

I tend to work with military communities for rentals and flips, but I am always looking to learn a few more techniques to make some extra coin.

What techniques have you been using?

Picked one buyer up from using that technique.

With the inconvenience of having people walk through the property, they will be even more motivated to leave and they will see that they postponement techniques are no longer working. 

I'd be happy to give you the techniques that work.

These techniques will work for most companies.